Make an Informed Decision
Three ways to sell your property. Here is an honest breakdown of each option so you can choose the best path for your situation.
| Factor | Real Estate Agent | For Sale by Owner (FSBO) | Cash Buyer (Us) |
|---|---|---|---|
| Time to Sell | 60 - 120 days | 90 - 180+ days | 7 - 14 days |
| Agent Commission | 5% - 6% ($17,500 - $21,000 on $350K) | 0% - 3% (buyer agent may ask) | $0 |
| Closing Costs | 1% - 3% seller pays | 1% - 3% seller pays | We pay closing costs |
| Repairs | Usually required ($5K - $30K+) | Optional but limits buyers | Zero - sell as-is |
| Showings | Dozens of strangers in your home | You manage all showings | None |
| Certainty of Close | Low - financing falls through 15% of time | Low - same financing risk | Guaranteed - cash |
| Appraisal Required | Yes - can reduce price | Yes if buyer has mortgage | No |
| Property Condition | Must be show-ready | Should be presentable | Any condition accepted |
| Property Types | Mostly residential | Mostly residential | All types: residential, commercial, land, etc. |
| Stress Level | Medium - agent helps but slow | High - you do everything | Low - we handle it all |
A real estate agent makes sense when your property is in excellent condition, you are not in a rush to sell, and you want maximum market exposure. Agents handle marketing, showings, negotiations, and paperwork. The trade-off is cost (5% to 6% commission on the sale price) and time (60 to 120 days on average in Florida). Agents work best for move-in ready homes in desirable neighborhoods where buyers will compete.
An agent is not the best choice when you need to sell fast, the property needs significant repairs, the property is commercial or vacant land (most agents specialize in residential), or you want certainty of closing without financing contingencies.
FSBO works when you have real estate experience, time to manage the process, and a property that will attract buyers easily. You save the listing agent's commission (2.5% to 3%) but may still pay the buyer's agent commission. According to the National Association of Realtors, FSBO homes sell for a median of 23% less than agent-listed homes - though this statistic is debated because FSBO sellers may price lower intentionally for a faster sale.
FSBO is not ideal when you lack negotiation experience, need to sell quickly, or have a property type that requires specialized marketing (commercial, land, multi-family).
A cash sale is the best option when speed, certainty, and convenience are your priorities. Cash sales are especially valuable when the property needs repairs, you are facing foreclosure, you are going through a divorce, you inherited a property you do not want, the property has tenants, code violations, liens, or is vacant. Cash buyers also purchase property types that agents rarely handle: commercial buildings, warehouses, vacant land, farms, mobile homes, and mixed-use properties.
The trade-off is price. Cash offers are typically 70% to 85% of after-repair market value. But after deducting agent commissions (5-6%), closing costs (1-3%), repair costs, and carrying costs from a traditional sale, the net proceeds are often within 5% to 10% of each other.
| Cost | Agent Sale | FSBO Sale | Cash Sale |
|---|---|---|---|
| Sale Price | $350,000 | $335,000 | $280,000 |
| Agent Commission | -$21,000 | -$8,375 | $0 |
| Closing Costs | -$7,000 | -$6,700 | $0 |
| Repairs | -$15,000 | -$5,000 | $0 |
| Carrying Costs (3 months) | -$7,200 | -$9,600 | $0 |
| Net Proceeds | $299,800 | $305,325 | $280,000 |
| Time to Cash | 90+ days | 120+ days | 7 - 14 days |
* This example assumes a home needing moderate repairs in a typical Florida market. Your numbers will vary based on location, condition, and market conditions.